8a, Ashgrove Road, Ilford, IG3 9XE
About 8a
8a is a detached house in Ilford (IG3 9XE). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band C. At 86 m² this is the 29th smallest of 40 units on EPC record in the building, where floor areas span 21–230 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (80 versus a worst of 44). The latest certificate (December 2025) shows a C (score 80), near the top of the C band. When first surveyed in March 2011 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good and roof efficiency went from Poor to Good; while window efficiency dropped from Good to Poor and lighting dropped from Very Good to Good. This certificate was lodged in the last six months, so the rating reflects current condition.
Held since May 2011 — that's 15 years off the open market, well above the local norm. At 86 m² the property is well over the postcode median (47 m² across 39 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). Across 1997–2011, sale prices on this property compounded at 9.5% per year. Today's modelled estimate of £317,000 sits 76.1% above the 2011 sale of £180,000.
Know exactly what you're buying at 8a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
8a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Planning history
8a has no planning applications on record.
Notable planning nearby
50applications of note in the surrounding area
We flagged 1 thing worth checking at 8a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
30-day money-back guarantee
Sales history & valuation
8a has more than tripled in price since its earliest registered sale in 1997.
£317,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.5% per year over 13 years.
£180,000
Growth on file: 9.5% per year over 13 years.
Sales timeline
19 May 2011Most recent
£180,000
+239.6%over 13 years19 December 1997
£53,000
Median price across the last 5 sales in IG3 9XE: £618,000 (2024–2018).
Nearby sales in IG3 9XE
Everything we know about 8a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Ashgrove Road homes
On epc rating, 8a stands well clear of the street.
Price per m²
£2,093
Street avg £4,623
Floor Area
86 m²
Street avg 45 m²
Habitable Rooms
4 rooms
Street avg 2 rooms
CO₂ Emissions
1.5 t/year
Street avg 2.3 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Goodmayes Station — railway station.
Closest school
0.5 km
Goodmayes Primary School. 59 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.7dB
Night-time· 23:00 – 07:00
43.6dB